Extensions over a garage in Motherwell: design, approvals and build
We design and build over-garage extensions for houses in Motherwell, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in MotherwellFrom £23,500 inc VAT
- PlanningPermission and a building warrant needed
- Build time12–18 weeks on site
- Postcode districtsML1, ML4
Extensions in and around Motherwell
Across ML1, ML4, we can visit, measure and advise. Nearby, we also take on projects in Bellshill (2 miles), Hamilton (2 miles), Wishaw (3 miles), Larkhall (4 miles).
Scotland's housing includes sandstone villas, terraces and tenements in the cities and plenty of post-war and modern houses and bungalows elsewhere. A building warrant is needed before work starts.
Who an over-garage extension suits
- Detached and link-detached houses with an attached garage
- Homes where the landing can connect to the new room
- Families needing a bedroom without losing garden
Will the council need to approve it?
In Scotland, householder permitted development rules (Class 1A for single-storey ground-floor extensions and Class 1B for extensions of more than one storey) allow some smaller extensions without a planning application, within limits on depth, height and distance from the boundary. Conservation areas and listed buildings are more restricted. Separately, almost every extension needs a building warrant from the council before work starts.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
Scotland has no Party Wall Act. Where work affects a shared wall or a neighbour's land, we agree access, protection and making good with your neighbour in writing before work starts.
Applications are decided by your council as planning authority.
What should I budget for an over-garage extension in Motherwell?
These guide figures apply our Scotland adjustment (×0.98) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Motherwell: £1,760 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £23,500 – £29,000 | £24,500 – £32,000 | £31,500 – £40,000 |
| Over a large single garage 16 m² | £28,000 – £34,500 | £32,500 – £42,500 | £42,000 – £53,500 |
| Over a double garage 24 m² | £42,000 – £52,000 | £49,000 – £64,000 | £63,500 – £80,000 |
Try the guide-price tool to see a range for your own size and finish.
From first visit to completion
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Motherwell
How long does an over-garage extension take to build in Motherwell?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Will my neighbours in Motherwell be involved?
If a planning application is needed, the council notifies neighbours. Where work is close to a shared boundary, we agree access and protection with them in writing.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Motherwell, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Can I keep using the garage during the build?
Usually not for parking. The garage roof is removed and the space below is used for access and props for part of the build.
How much does a room over a garage cost?
Our guide range is about £1,760 to £3,330 per m² including VAT. A single-garage room of about 12 m² usually costs £24,500 to £32,000 at standard spec, more if the garage needs rebuilding.
Book a free site visit in Motherwell
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.